London Flat A, 7 Berwyn Road, Tulse Hill, London, SE24 9BD

Description

Vacant long leasehold self-contained ground floor flat with a reception room, bedroom, kitchen, bathroom, a section of rear garden and GIA approximately 62.43 sq m (672 sq ft). The vendor will not accept offers prior to auction.

Accommodation

Reception Room, Bedroom, Kitchen, Bathroom; section of rear garden; GIA approximately 62.43 sq m (672 sq ft)

Location

Situated on the south side of Berwyn Road. The shops and amenities of Norwood Road are to the south. Tulse Hill rail station is approximately 0.3 miles to the south. The A205 (South Circular Road) is to the south. Brockwell Park is close by to the north.

Tenure / Property Information

Investment Analysis

The only supplied comparable is 3A Berwyn Road at £275,000, completed on 22 March 2007. It is historic and no current comparable evidence is supplied, so a current GDV or market value cannot be established reliably. The £180,000+ figure is an auction guide, not a valuation.

Investment Snapshot

Strategy Recommendation

Do not bid on the guide alone. Obtain a current valuation, inspection, rental evidence, full legal pack and all additional charges before considering a purchase.

Works Required

No specific defects or refurbishment requirements are evidenced. Allowance for works cannot be estimated without inspection and further property information.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR assessment cannot be completed reliably because current GDV, rent, refurbishment cost, buyer or administration charges and finance costs are not supplied. The proposed new 990-year lease at a peppercorn ground rent is positive in principle, but the lease and title should be legally reviewed.

Buy-to-Let Analysis

The flat is offered with vacant possession, but no sufficiently specific rental comparable or auctioneer rent estimate is supplied. Rent and gross yield therefore cannot be established. Current condition, EPC, council tax and other letting costs are also unknown.

Flip Analysis

A flip appraisal cannot be supported. The only sale comparable is from 2007, while current GDV, works, resale costs and any applicable auction or seller charges are unknown. No evidence-based surplus can be calculated.

Investor Risks & Due Diligence

• The only supplied comparable completed in 2007 and may not reflect current value.

• No sufficiently specific rental evidence or passing rent is supplied.

• Property condition and refurbishment requirements are unknown.

• Buyer, administration, seller and third-party charges are not quantified.

• EPC, council tax, parking and heating information are not supplied.

• The legal pack, new lease terms and rights relating to the section of rear garden require review.

Recommendation

Do not bid on the guide alone. Obtain a current valuation, inspection, rental evidence, full legal pack and all additional charges before considering a purchase.

Strategy Rating

Analysis Confidence

Only one historic 2007 comparable and the auction guide are supplied. Current value, rent, condition, costs, EPC, council tax and other financial inputs are unavailable.